Should my conveyancer be asking questions about flooding during the conveyancing in Taplow.
Flooding is a growing risk for lawyers dealing with homes in Taplow. There are those who acquire a house in Taplow, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, however there are a various checks that can be undertaken by the buyer or on a buyer’s behalf which will give them a better appreciation of the risks in Taplow. The conventional set of completed inquiry forms sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a standard inquiry of the vendor to discover whether the premises has historically flooded. If flooding has previously occurred and is not notified by the seller, then a purchaser could issue a legal claim for losses as a result of such an misleading reply. A buyer’s lawyers will also commission an enviro report. This should higlight if there is any known flood risk. If so, additional investigations will need to be initiated.
I have a semi-detached Edwardian property in Taplow. Conveyancing lawyer acted for me and Leeds Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold with the matching address. Is it worth asking Leeds Building Society to clarify?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Taplow and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with your conveyancing practitioner who conducted the conveyancing.
I've recently found out that there is a flying freehold issue on a house I have offered on last month in what should have been a quick, chain free conveyancing. Taplow is where the house is located. Can you offer any advice?
Flying freeholds in Taplow are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Taplow you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Taplow may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Given that I will soon part with hundreds of thousands of pounds on a two bedroom apartment in Taplow I wish to have a conversation with the solicitor concerning thehome move before appointing the firm. Can this be arranged?
Absolutely - we would be happy to talk to you we do not take any clients on without you speaking to the solicitor due to be conducting your conveyancing in Taplow.There is no ‘factory style conveyancing’ - every client is an important individual, not a case number. The practices that we put you in touch with believe that the figure you are quoted for residential conveyancing in Taplow should be the amount on the final invoice that you are charged.
I am looking for a conveyancing practitioner in Taplow for my purchase. Is it possible to check a solicitor's record with the legal regulator?
You can see published Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The SRA may recorded telephone calls for training purposes.
I am intending to let out my leasehold apartment in Taplow. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?
A lease governs the relationship between the freeholder and you the flat owner; in particular, it will indicate if subletting is banned, or permitted but only subject to certain conditions. The rule is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Taplow do not contain an absolute prevention of subletting – such a clause would undoubtedly devalue the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.
Taplow Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to Purchasing
-
It is important to be aware if window replacement or some other significant cost is pending that will be shared between the tenants and may well dramatically impact the level of the service costs or result in a specific invoice. Most Taplow leasehold properties will incur a service bill for the upkeep of the building set on behalf of the landlord. If you purchase the flat you will have to pay this charge, usually quarterly during the year. This may differ from two or three hundred pounds to thousands of pounds for bigger purpose-built buildings. In all likelihood there will be a ground rent for you to pay annual, this is usually not a significant figure, say approximately £25-£75 but you need to check as on occasion it could be prohibitively expensive. The prefered form of lease arrangement is where the freehold interest is in the ownership of the leaseholders. In this scenario the leaseholders benefit from being in charge if their destiny and even though a managing agent is often retained if the building is larger than a house conversion, the managing agent is directed by the tenants.